I live outside of Fayetteville and there are a lot for sale and also a lot of vacant ones floating around.

Then reduce that gross rent amount by about 40%, and assume that is where the current leases are and that you will need to float the difference for 12 months.

Residential or commercial, it doesn't matter.It's a lot like a parade, first the Grand Marshal and the politicians go by, then the bands and floats, then the horses and after that, some more bands and the bands never want to be behind the horses because stuff happens.Well, accounting leads this parade, followed by the IRS, then other agencies follow the IRS then applicable laws with investors and operators following behind.

Too often, folks want their "independent contractor" to be just that, but their actions drift into areas which the IRS sees them as actually being an employee (e.g., wanting him to work specific hours, providing paid holidays and vacation time).  

Unfortunately, there's a lot of misinformation floating around about lease options, and even land contracts, which sounds like a good alternative solution, but it may depend on the state.

Right now I am thinking of floating before I lock to see if it comes down.

Hi Nick,If you aren't able to find a good fit on your own, send me your info in a PM and I will float it to a few brokers for you. 

PDF is a pretty safe bet; there is so much stuff floating around in PDF that either Windows 20 and Mac iOS XX will still come with a PDF reader, or whatever they do come with will have an "import PDF" option. 

A lot of banks won't do 2nd liens, but some will.I might expect interest only, floating rate, 2-3% above prime.

Some folks are experts at turning tax liens.....others do only mobile home parks....some make a ton solving probate issues or removing tax liens.....you gett my drift.